Perhaps inheritance is one of the most sensitive legal topics connected to real estate ownership. For foreign property owners in Turkey, it remains even more critical, because different legal systems apply different rules, timelines, and documentation requirements. And in this guide, as Istanbul Homes ® professionals, we will explain how Inheritance Law in Turkey applies to foreigners by answering questions such as “How does inheritance work in Turkey?” or “How to secure property assets in Turkey for heirs?”. We will also examine the legal framework, inheritance rights, wills, required documents, and taxation procedures in a clear and structured way in our article. Now, let’s see the step-by-step inheritance process for foreigners in Turkey.
Core Principles of Property Inheritance Law in Turkey for Foreigners
Turkish Inheritance Law for foreign property owners is regulated by the Turkish Civil Code. It governs how assets are transferred after death and how heirs are determined. While international law may influence certain aspects, the law remains decisive for real estate located in Turkey. In other words, when inheriting property in Turkey, law determines how a deceased person’s assets are distributed. The whole system is designed to protect close family members, ensure transparency, and prevent unfair distributions.
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other essential aspect of inheritance rules in Turkey for foreigners is the concept of reserved shares. Certain heirs are legally entitled to protected portions of the estate, and these shares cannot be completely eliminated, even by a will. Now that we are somewhat familiar with Turkish property inheritance rules, let’s address the question, “Who are the legal heirs under Turkish Inheritance Law?” in the next section.
Who Can Inherit Real Estate in Turkey?
Inheritance rights in Turkey are not limited by nationality. Therefore, if you are asking, “Can foreigners inherit property in Turkey?”, the answer is yes. Foreigners can inherit property as long as there are no legal restrictions related to location or reciprocity.
Under Turkish law, the inheritance rights of foreigners in Turkey fall into two main categories: legal heirs and appointed heirs.
Legal Heirs and Their Rights
Legal heirs are determined by law when no will exists or when a will does not cover the entire estate. Foreign heirs’ property rights in Turkey include the surviving spouse, children, and other close relatives, depending on the family structure. When real estate is involved, these individuals automatically acquire inheritance rights. The property is distributed according to statutory shares, and each heir becomes a co-owner unless otherwise arranged.
Appointed Heirs Through a Will
Property owners also have the right to appoint heirs through a will. These heirs may be family members or third parties. However, Turkish law still protects the reserved shares of legal heirs. If a will violates these protected portions, it may be challenged and partially annulled.
Turkish Will or Foreign Will: Which One Is More Practical?
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s a foreigner, you might also be asking, “Can I use a foreign will in Turkey?” and we can say that you can do it in most cases. A foreign will can be used in Turkey as long as it is legally valid in the country where it was prepared.
However, registering a foreign will in Turkey usually involves several formal steps. For instance, the will must be translated into Turkish and notarized. Then, in some cases, it may also be reviewed by a Turkish court to confirm the inheritance will validity in Turkey. While this process is manageable, it can take time and requires attention to detail.
For this reason, many foreigners consider making a will in Turkey as a foreigner. By having a Turkish will, you can ensure that it is fully aligned with local inheritance rules and land registry procedures, which often makes the process faster and more straightforward. It also helps reduce the risk of delays or misunderstandings during inheritance proceedings.
How to Prepare a Will for Property Inheritance in Turkey?
Turkish law recognizes several types of wills, including handwritten, oral, and official wills. Among these, an official will prepared before a notary is regarded as the most secure form of will, particularly for foreigners inheriting property in Turkey when multiple heirs or cross-border assets are involved.
An official will must also clearly identify the testator, name the heirs, and explain how the assets will be shared in line with reserved share rules. If the testator does not speak Turkish, a sworn translator must be present to make sure the will is fully understood and legally valid.
Once the will is finalized, it should be officially recorded and securely stored with the appropriate authorities so that all the procedures for inheritance property registration in Turkey can be completed without legal obstacles.
Required Documents for Inheriting Property in Turkey As a Foreigner
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Turkish courts, inheritance procedures are largely based on official documentation. The required documents for property inheritance in Istanbul, Turkey include:
- Death certificate of the property owner
- Certificate of inheritance (veraset ilamı)
- Title deed (tapu) of the inherited property
- Valid identification documents of all heirs
- Official Turkish translations of foreign documents
- Apostille certifications for documents issued abroad
- Tax clearance certificate confirming inheritance tax declaration
Note: The certificate of inheritance is very important. It formally identifies the heirs and determines their ownership shares. Depending on the case and the nationality of the deceased, this document may be issued by a Turkish court or a notary.
Does Turkey Have Inheritance Tax? & Does Turkey Charge Inheritance Tax to Foreigners?
Yes, Turkey has inheritance tax and Turkish inheritance tax for non-residents applies to related assets. In other words, inheritance tax in Turkey applies to all assets located within the country, regardless of the nationality or residence status of the heirs.
Turkey’s inheritance tax rates are calculated based on the value of the property and the degree of relationship between the deceased and the heir. Close family members benefit from lower rates, while distant relatives or unrelated heirs are subject to higher inheritance tax rates in Turkey. Also, for Istanbul property inheritance for foreigners in Turkey, taxation is limited to assets located in Turkey. So, properties held abroad are not included in the tax base.
When it comes to when to pay inheritance tax in Turkey, we can say that it must be declared within a legally defined timeline.
Deaths Occurring in Turkey:
| Heirs’ Location | Declaration Deadline |
| Turkey | Within 4 months from the date of death |
| Abroad | Within 6 months from the date of death |
Deaths Occurring Abroad:
| Heirs’ Location | Declaration Deadline |
| Turkey | Within 6 months from the date of death |
| Same foreign country | Within 4 months from the date of death |
| Different foreign country | Within 8 months from the date of death |
| Court-declared absence | Within 1 month from the registration of the decision |
Note: The payment is typically spread over installments, which reduces financial pressure during the early stages of inheritance.
The Transfer Process: How to Register Inherited Property in Turkey?
After all the documents required to inherit property in Turkey are prepared, heirs need to apply to the Land Registry Office to complete the ownership transfer. For both Turkish citizens and foreign nationals, inheritance law of an estate in Turkey governs the registration of inherited assets in accordance with the shares specified in the certificate of inheritance.
At
this stage, heirs must submit the tax clearance certificate confirming that the inheritance tax has been declared and the first installment has been paid, along with all original documents. Once the transfer is completed, heirs officially become registered owners. They may then choose to retain the property, sell their shares, or transfer ownership by mutual agreement.
Loss of Inheritance & Disinheritance in Turkey
While the law protects close relatives, there are also some circumstances that can lead to loss of inheritance in Turkey. But what can cause loss of inheritance in Turkey? Heirs may lose their rights if they commit serious offenses against the deceased, such as attempting to harm or murder the property owner, or if they act dishonestly to manipulate or conceal the estate.
Another way inheritance rights can be affected is through formal disinheritance. According to the disinheritance rules in Turkey, the law allows a property owner to partially exclude certain heirs by specifying reasons recognized under the Turkish Civil Code.
It should also be noted that disputes can still arise when heirs contest disinheritance or the distribution of assets. Inheritance disputes in Turkey often involve questions about whether a will is valid, how reserved shares are interpreted, or possible fraud. Courts carefully review the situation, documents, and legal rules before making a decision, so it is important for heirs and property owners to get professional legal advice to avoid problems.
Why Professional Legal Support Is Important
As can be understood from the details mentioned above, the inheritance process in Turkey for foreigners must be carefully coordinated. The good news is that you do not have to navigate it alone.
At Istanbul Homes ®, we guide both local and international buyers and property owners through every stage of real estate ownership in Istanbul under TEKCE Real Estate’s umbrella. Thanks to our close partnership with TEKCE Visa, which also operates under TEKCE, you can work with experienced legal advisors to ensure your transactions are secure.
For more information, you can also check out our article about "Inheritance Laws in Turkey and Succession Rules" on TEKCE Visa.
